Highest gross yields

1Newcastle upon Tyne£1,131 / £201,4506.74%
2Portsmouth£1,335 / £246,7676.49%
3Manchester£1,319 / £250,6316.32%
4Southampton£1,216 / £233,8656.24%
5Nottingham£998 / £193,5946.19%
6Blackpool£675 / £131,6766.15%
7Bristol, City of£1,791 / £351,3806.12%
8Gateshead£764 / £151,8626.04%
9Lincoln£911 / £182,4325.99%
10Salford£1,137 / £229,3095.95%

Lowest gross yields

285South Hams£985 / £362,9773.26%
286Uttlesford£1,283 / £471,6423.26%
287Cotswold£1,188 / £439,4843.24%
288East Devon£916 / £343,9943.20%
289Kensington and Chelsea£3,629 / £1,367,1583.19%
290Waverley£1,479 / £562,2953.16%
291Malvern Hills£892 / £341,2913.14%
292Melton£759 / £290,6623.13%
293Elmbridge£1,836 / £731,0483.01%
294Derbyshire Dales£752 / £355,6912.54%

thin = latest published monthly sales volume is below this index's suppression threshold — read with caution, and do not compare directly against high-volume areas (see Methodology).

Headline rankings (the highest and lowest tables) exclude local authorities flagged thin (low monthly sales volume); those areas appear in the full table below, flagged. A sort of the full table or CSV will therefore not reproduce the headline lists.

Full ranked table — every included local authority

Rank	Local authority	Gross yield %	Avg monthly rent	Avg price	Sales volume
1	Newcastle upon Tyne	6.74	£1,131	£201,450	252
2	Portsmouth	6.49	£1,335	£246,767	236
3	Manchester	6.32	£1,319	£250,631	404
4	Southampton	6.24	£1,216	£233,865	233
5	Nottingham	6.19	£998	£193,594	257
6	Blackpool	6.15	£675	£131,676	179
7	Bristol, City of	6.12	£1,791	£351,380	514
8	Gateshead	6.04	£764	£151,862	201
9	Lincoln	5.99	£911	£182,432	102
10	Salford	5.95	£1,137	£229,309	260
11	Kingston upon Hull, City of	5.94	£647	£130,608	213
12	Norwich	5.93	£1,139	£230,476	163
13	Sunderland	5.89	£682	£138,892	211
14	Middlesbrough	5.83	£673	£138,604	136
15	Liverpool	5.78	£869	£180,439	350
16	Gosport	5.75	£1,130	£235,791	97
17	Harlow	5.74	£1,467	£306,504	88
18	Burnley	5.66	£614	£130,267	110
19	Hyndburn	5.62	£627	£133,775	85
20	Barking and Dagenham	5.59	£1,659	£356,255	110
21	Tower Hamlets	5.58	£2,372	£510,515	210
22	Birmingham	5.50	£1,070	£233,473	710
23	County Durham	5.48	£615	£134,572	582
24	Newham	5.48	£1,875	£410,559	179
25	Coventry	5.43	£999	£220,753	319
26	Leeds	5.42	£1,098	£243,219	818
27	Exeter	5.41	£1,316	£292,170	108
28	Plymouth	5.40	£966	£214,735	301
29	Stoke-on-Trent	5.40	£684	£152,012	265
30	Gloucester	5.39	£1,050	£233,851	140
31	Slough	5.39	£1,531	£340,849	73
32	Eastbourne	5.38	£1,152	£256,925	129
33	Pendle	5.37	£633	£141,337	111
34	South Tyneside	5.37	£695	£155,274	135
35	Stevenage	5.32	£1,381	£311,678	76
36	Reading	5.30	£1,562	£353,771	149
37	Watford	5.30	£1,797	£406,620	84
38	Brighton and Hove	5.25	£1,830	£418,501	285
39	Crawley	5.23	£1,448	£331,965	97
40	Bournemouth, Christchurch and Poole	5.22	£1,369	£314,595	467
41	Ipswich	5.17	£958	£222,246	113
42	Hartlepool	5.16	£555	£129,098	118
43	Leicester	5.16	£1,011	£235,252	204
44	North East Lincolnshire	5.16	£605	£140,829	230
45	Lambeth	5.15	£2,454	£571,757	259
46	St. Helens	5.14	£759	£177,236	177
47	Sandwell	5.11	£888	£208,634	184
48	Worthing	5.11	£1,307	£306,869	97
49	Blackburn with Darwen	5.10	£688	£162,002	142
50	Tameside	5.09	£890	£209,798	229
51	Stockton-on-Tees	5.08	£712	£168,349	216
52	Dartford	5.07	£1,531	£362,369	141
53	Redcar and Cleveland	5.06	£636	£150,695	165
54	South Gloucestershire	5.06	£1,406	£333,314	308
55	Boston	5.05	£784	£186,308	85
56	Bath and North East Somerset	5.02	£1,761	£421,016	220
57	Bolton	5.01	£822	£196,739	297
58	Darlington	5.00	£651	£156,336	156
59	Sheffield	5.00	£899	£215,881	492
60	Luton	4.98	£1,187	£285,829	150
61	Sefton	4.97	£895	£216,276	259
62	Ashfield	4.96	£761	£184,203	140
63	Rossendale	4.93	£785	£191,034	85
64	Rushmoor	4.93	£1,334	£324,540	114
65	Medway	4.92	£1,216	£296,425	299
66	Swindon	4.92	£1,050	£256,183	274
67	Derby	4.91	£832	£203,446	267
68	Hastings	4.90	£991	£242,868	112
69	Knowsley	4.89	£775	£190,227	159
70	Peterborough	4.89	£967	£237,443	160
71	Bury	4.87	£963	£237,499	183
72	Milton Keynes	4.87	£1,294	£319,143	259
73	Walsall	4.87	£850	£209,504	205
74	Preston	4.85	£749	£185,270	144
75	Thurrock	4.85	£1,320	£326,416	169
76	Wolverhampton	4.85	£857	£212,206	154
77	North Tyneside	4.83	£808	£200,625	235
78	Greenwich	4.82	£1,884	£469,414	189
79	Hackney	4.80	£2,567	£641,865	184
80	Bradford	4.79	£727	£182,081	615
81	Broxbourne	4.79	£1,635	£409,540	96
82	Doncaster	4.79	£664	£166,420	355
83	Colchester	4.78	£1,180	£295,971	206
84	Mansfield	4.78	£755	£189,563	119
85	Oldham	4.78	£840	£210,940	198
86	Tamworth	4.78	£926	£232,609	103
87	Lancaster	4.75	£778	£196,449	165
88	Nuneaton and Bedworth	4.75	£900	£227,136	142
89	Thanet	4.75	£1,082	£273,312	160
90	Southwark	4.74	£2,345	£593,629	241
91	Calderdale	4.73	£737	£186,887	285
92	Torbay	4.71	£891	£226,978	153
93	Wakefield	4.69	£765	£195,769	367
94	Southend-on-Sea	4.66	£1,252	£322,670	215
95	Newcastle-under-Lyme	4.65	£781	£201,449	167
96	North Somerset	4.65	£1,176	£303,591	262
97	Oadby and Wigston	4.65	£1,000	£257,857	57
98	Rochdale	4.65	£790	£203,928	207
99	Cumberland	4.63	£641	£166,274	373
100	Croydon	4.62	£1,534	£398,196	339
101	Islington	4.62	£2,705	£702,659	169
102	Tendring	4.62	£1,020	£264,928	209
103	Eastleigh	4.61	£1,175	£305,742	179
104	Swale	4.60	£1,115	£291,056	171
105	West Suffolk	4.60	£1,141	£297,621	222
106	Oxford	4.58	£1,911	£501,055	132
107	Barnsley	4.56	£650	£171,165	261
108	Gravesham	4.52	£1,281	£340,241	124
109	Wirral	4.51	£808	£215,121	398
110	Bolsover	4.50	£682	£181,901	87
111	Fenland	4.50	£814	£217,230	105
112	Chesterfield	4.49	£735	£196,551	120
113	Erewash	4.49	£813	£217,513	123
114	North Northamptonshire	4.49	£951	£253,942	402
115	Basildon	4.46	£1,362	£366,761	199
116	Solihull	4.46	£1,243	£334,462	234
117	Woking	4.46	£1,645	£442,949	122
118	Great Yarmouth	4.45	£785	£211,888	110
119	Braintree	4.44	£1,193	£322,671	212
120	Wigan	4.44	£704	£190,229	395
121	Wyre	4.43	£697	£188,859	175
122	Bexley	4.42	£1,514	£411,045	231
123	Cambridge	4.42	£1,772	£481,479	105
124	Halton	4.42	£705	£191,279	121
125	Worcester	4.42	£927	£251,651	139
126	Chelmsford	4.41	£1,416	£385,299	201
127	Enfield	4.41	£1,739	£472,909	203
128	South Ribble	4.38	£766	£209,771	150
129	Telford and Wrekin	4.38	£810	£221,896	175
130	Arun	4.37	£1,196	£328,186	209
131	Cheltenham	4.37	£1,196	£328,108	182
132	Spelthorne	4.37	£1,612	£442,711	130
133	Wyre Forest	4.37	£848	£232,948	95
134	York	4.37	£1,130	£310,053	228
135	Broxtowe	4.36	£958	£263,615	132
136	Dudley	4.36	£830	£228,539	282
137	Gedling	4.36	£878	£241,564	139
138	Bracknell Forest	4.35	£1,446	£398,748	131
139	Cherwell	4.35	£1,276	£351,611	168
140	Canterbury	4.32	£1,217	£337,932	162
141	Fylde	4.32	£830	£230,296	125
142	Lewisham	4.32	£1,796	£498,579	239
143	North Warwickshire	4.32	£942	£261,812	64
144	Tonbridge and Malling	4.32	£1,448	£402,610	156
145	West Northamptonshire	4.32	£1,053	£292,443	508
146	Chorley	4.31	£749	£208,434	142
147	Adur	4.30	£1,370	£381,957	72
148	Ealing	4.30	£2,049	£571,870	208
149	Isle of Wight	4.30	£892	£249,164	198
150	Maidstone	4.30	£1,265	£353,423	179
151	Redditch	4.28	£882	£247,176	87
152	Rugby	4.27	£1,000	£280,956	139
153	Cheshire West and Chester	4.26	£937	£263,946	452
154	East Staffordshire	4.26	£805	£226,663	135
155	Basingstoke and Deane	4.25	£1,298	£366,471	199
156	Hounslow	4.25	£1,893	£534,193	163
157	Fareham	4.23	£1,165	£330,258	161
158	Havering	4.22	£1,553	£441,691	244
159	Rotherham	4.22	£666	£189,440	266
160	Trafford	4.22	£1,333	£379,082	232
161	Bedford	4.21	£1,148	£327,488	170
162	Havant	4.19	£1,113	£319,028	120
163	High Peak	4.19	£873	£249,885	110
164	Hinckley and Bosworth	4.19	£907	£259,876	162
165	King's Lynn and West Norfolk	4.19	£909	£260,430	196
166	Kirklees	4.19	£697	£199,748	417
167	North Lincolnshire	4.19	£618	£177,009	200
168	Wandsworth	4.19	£2,535	£725,289	406
169	Ashford	4.18	£1,214	£348,728	151
170	Cornwall	4.18	£987	£283,595	693
171	Hammersmith and Fulham	4.18	£2,726	£782,174	150
172	Stockport	4.17	£1,067	£306,722	348
173	Bassetlaw	4.13	£710	£206,472	153
174	Dacorum	4.13	£1,574	£457,621	182
175	Westmorland and Furness	4.13	£771	£223,999	309
176	Folkestone and Hythe	4.12	£1,080	£314,443	152
177	Lewes	4.12	£1,273	£371,221	117
178	Brent	4.11	£1,923	£560,857	139
179	Cannock Chase	4.11	£810	£236,253	115
180	Somerset	4.11	£960	£279,959	665
181	Charnwood	4.07	£923	£271,832	224
182	Haringey	4.07	£2,196	£647,785	205
183	Central Bedfordshire	4.06	£1,205	£355,896	409
184	Warrington	4.06	£858	£253,333	251
185	Blaby	4.05	£951	£282,008	124
186	Sutton	4.05	£1,524	£451,550	185
187	Huntingdonshire	4.03	£1,024	£304,741	228
188	Redbridge	4.03	£1,698	£506,062	174
189	Newark and Sherwood	4.01	£778	£232,933	158
190	Rother	4.00	£1,151	£345,674	79
191	Amber Valley	3.99	£768	£230,817	159
192	South Holland	3.99	£745	£224,245	112
193	Stafford	3.98	£847	£255,476	170
194	Welwyn Hatfield	3.98	£1,461	£441,053	92
195	Dover	3.97	£941	£284,459	129
196	Warwick	3.97	£1,220	£368,321	194
197	Epping Forest	3.96	£1,750	£529,669	126
198	Merton	3.96	£2,066	£625,679	184
199	Breckland	3.95	£894	£271,916	197
200	North Kesteven	3.95	£783	£237,713	148
201	South Derbyshire	3.95	£847	£257,526	143
202	Hertsmere	3.94	£1,775	£540,092	110
203	Runnymede	3.94	£1,586	£483,045	107
204	East Hertfordshire	3.92	£1,479	£452,273	166
205	Reigate and Banstead	3.92	£1,600	£489,784	179
206	Tunbridge Wells	3.92	£1,470	£449,996	119
207	West Lancashire	3.92	£767	£234,814	153
208	North Hertfordshire	3.91	£1,358	£417,183	195
209	Castle Point	3.90	£1,210	£372,062	96
210	Surrey Heath	3.90	£1,480	£455,454	104
211	South Kesteven	3.89	£825	£254,567	182
212	Waltham Forest	3.89	£1,731	£534,171	197
213	Hillingdon	3.86	£1,529	£474,971	204
214	Vale of White Horse	3.86	£1,306	£405,830	194
215	Harrow	3.85	£1,732	£539,935	129
216	Camden	3.83	£2,796	£876,491	178
217	East Riding of Yorkshire	3.83	£692	£217,090	498
218	West Lindsey	3.83	£681	£213,508	147
219	New Forest	3.82	£1,225	£384,918	205
220	Test Valley	3.81	£1,181	£371,626	150
221	Wiltshire	3.81	£1,032	£325,133	610
222	Bromley	3.80	£1,640	£517,908	372
223	Horsham	3.80	£1,422	£449,401	162
224	Northumberland	3.80	£651	£205,472	422
225	Sevenoaks	3.80	£1,711	£540,421	131
226	Wealden	3.78	£1,244	£394,635	175
227	West Berkshire	3.78	£1,277	£405,346	169
228	Kingston upon Thames	3.77	£1,829	£582,720	140
229	Staffordshire Moorlands	3.76	£680	£216,753	109
230	Mid Sussex	3.75	£1,377	£440,620	178
231	Westminster	3.74	£3,221	£1,032,469	173
232	Winchester	3.74	£1,445	£463,821	141
233	East Lindsey	3.73	£660	£212,057	182
234	Lichfield	3.72	£1,032	£332,762	143
235	Barnet	3.69	£1,898	£617,918	289
236	Cheshire East	3.69	£926	£300,898	551
237	Teignbridge	3.69	£932	£302,680	168
238	Guildford	3.68	£1,659	£541,171	146
239	Mid Suffolk	3.68	£946	£308,563	126
240	North East Derbyshire	3.68	£765	£249,399	112
241	North Yorkshire	3.68	£832	£271,045	813
242	Windsor and Maidenhead	3.68	£1,788	£583,190	166
243	Rochford	3.67	£1,240	£404,978	117
244	Dorset	3.66	£1,016	£332,868	515
245	Brentwood	3.65	£1,587	£521,322	87
246	South Cambridgeshire	3.65	£1,366	£449,156	176
247	South Norfolk	3.65	£953	£313,301	185
248	Tandridge	3.65	£1,559	£512,731	91
249	Three Rivers	3.65	£1,793	£589,240	100
250	Epsom and Ewell	3.64	£1,645	£542,250	78
251	Rushcliffe	3.64	£1,021	£337,030	165
252	South Staffordshire	3.63	£908	£300,418	128
253	East Cambridgeshire	3.61	£1,041	£346,162	100
254	Mid Devon	3.60	£867	£289,052	89
255	Rutland	3.60	£945	£315,165	57
256	North West Leicestershire	3.58	£850	£285,090	122
257	St Albans	3.58	£1,883	£631,657	177
258	Tewkesbury	3.58	£966	£323,412	105
259	Broadland	3.57	£905	£303,919	177
260	Hart	3.54	£1,374	£466,131	118
261	North Devon	3.52	£851	£290,363	119
262	Buckinghamshire	3.50	£1,404	£481,566	609
263	West Oxfordshire	3.50	£1,269	£435,498	126
264	Bromsgrove	3.48	£973	£335,868	99
265	South Oxfordshire	3.47	£1,348	£465,907	161
266	Wokingham	3.47	£1,458	£503,683	155
267	Maldon	3.46	£1,113	£386,248	67
268	Torridge	3.46	£776	£268,772	91
269	Chichester	3.44	£1,296	£451,965	142
270	Babergh	3.43	£939	£328,244	134
271	West Devon	3.42	£822	£288,671	69
272	Harborough	3.40	£939	£331,619	109
273	Forest of Dean	3.38	£836	£296,608	93
274	Herefordshire, County of	3.37	£808	£288,018	221
275	East Suffolk	3.36	£801	£285,939	319
276	Shropshire	3.36	£790	£282,452	356
277	North Norfolk	3.35	£832	£298,188	134
278	East Hampshire	3.34	£1,241	£445,906	147
279	Stratford-on-Avon	3.34	£1,085	£390,045	184
280	Wychavon	3.34	£917	£329,111	138
281	Ribble Valley	3.31	£780	£283,036	95
282	Mole Valley	3.29	£1,508	£549,963	82
283	Stroud	3.29	£983	£358,028	124
284	Richmond upon Thames	3.28	£2,230	£815,686	214
285	South Hams	3.26	£985	£362,977	135
286	Uttlesford	3.26	£1,283	£471,642	114
287	Cotswold	3.24	£1,188	£439,484	135
288	East Devon	3.20	£916	£343,994	194
289	Kensington and Chelsea	3.19	£3,629	£1,367,158	143
290	Waverley	3.16	£1,479	£562,295	160
291	Malvern Hills	3.14	£892	£341,291	89
292	Melton	3.13	£759	£290,662	76
293	Elmbridge	3.01	£1,836	£731,048	159
294	Derbyshire Dales	2.54	£752	£355,691	73

Download full table (CSV)

Regional breakdown

Regional breakdown available from March 2026 onward — earlier editions cover local authorities only. Regional rent figures were not published for this period, so no regional yields are shown; the full local-authority index above is unaffected.

Methodology

Formula: gross yield % = (average monthly rent × 12) ÷ average house price × 100

Sources: ONS (Price Index of Private Rents) (as at 22 July 2026); HM Land Registry (UK House Price Index) (as at 1 July 2026).

Coverage: 294 local authorities included, 0 excluded.

Excluded: none

Thin-LA handling

An LA whose latest published monthly sales volume is below 50 is flagged thin.

HM Land Registry itself warns that local-authority House Price Index averages are based on monthly sales volumes that can be small, which makes month-to-month movements volatile for lower-volume areas. Local authorities flagged 'thin' below are those whose latest published monthly sales volume falls under this index's suppression threshold. Read a thin-flagged figure with caution, and do not compare it directly against high-volume areas as if the two were equally stable measurements.

Headline rankings

What this index is — and is not

The average rented property and the average sold property are not the same property. This index divides an aggregate rent series by an aggregate price series, so it measures the relative gross-yield attractiveness of an area — NOT an achievable return on any specific purchase.

This is a GROSS yield: rent over price, before any costs. It models no voids, management, maintenance, tax, or finance, and forecasts nothing. It is a measurement, not investment advice.

Revision policy

Each published edition is immutable at its own URL and is never edited after release. Both inputs (ONS PIPR rent, HM Land Registry HPI price) are themselves revised at source after first publication. Where a prior edition's underlying figure is later revised, that revision is not applied retroactively — it appears in the NEXT edition, which shows the prior value alongside the current one and flags it as revised. Prior editions are never silently overwritten.

Retrospective edition

Retrospective editions are computed from the latest published data for each period — not the data as it stood at the time. ONS and HM Land Registry revise their figures, so a retrospective edition is not what would have been published then. Retrospective editions therefore carry no revision flags; revision tracking begins with the first live edition.

Sources

Derived: UKPP Rental Yield Index (ukppyield:*:gross_yield) — September 2025
← Rent input: ONS (Price Index of Private Rents), as at 22 July 2026
← Price input: HM Land Registry (UK House Price Index), as at 1 July 2026